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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Retail residential properties
45 8800th S, Sandy, UT 84070-2105
Entity Owned
1-yr Hold
Free & Clear
Property ID
US86-0146273
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1959
Construction
WOOD FRAME
Total area
2,496 SF
Lot
0.11 ac (4,792 SF)
Zoning code
R175HS
APN
28-06-113-003
UPID
US86-0146273
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$555k
Comparable Approach
Comparable
$485k
Blend (final)
Blend
$520k
Owner & transaction history
Somochi LLC · 1 yrs held
Somochi LLC
since 2025
7 recorded transactions
Zoning & alternative use
R175HS · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$430,000
+20.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sandy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$600,000
6.5%
$555,000
7%
$515,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$355,000
Current use
MEDICAL BUILDING
$430,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$520k
Range $468k – $572k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$208 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$4,338
Tax year 2023
Assessed value
$687,500
Assessed 2024
Previous assessed
$687,500
+0.0% YoY
Effective rate
0.63%
On assessed value
Assessed land
$73,500
Assessed improvement
$614,000
Land market value
$73,500
Improvement market value
$614,000
Total market value
$687,500
Applied tax rate
35.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1959
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
2
Units
4
Total area
2,496 SF
Lot
0.11 ac (4,792 SF)
Zoning code
R175HS
APN
28-06-113-003
UPID
US86-0146273
Jurisdiction
SALT LAKE
Zoning & alternative use
R175HS · Sandy, UT
Zoning R175HS · permitted uses
R175HS · Sandy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$355,000
MEDICAL BUILDING
Est. value
$430,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1959
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
2
Units
4
Lot
0.11 ac
Current owner
From public records · entity-resolved
Somochi LLC
Entity
Free & Clear · 1 yrs held
Mailing address
11064 S SIR BARTON LN, SOUTH JORDAN, UT 84095-8357
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2025
—
Somochi LLC
Chi K Nguyen
Warranty Deed
—
Sep 18, 2024
—
Chi K Nguyen
Nha Truong
Warranty Deed
$543,750 · United Wholesale Mortgage
Sep 11, 2024
—
Nha Truong
Due Properties LLC
Warranty Deed
—
Sep 2, 2022
—
Duc Properties LLC
Nha Truong
Special Warranty Deed
$380,000 · Utah First FCU
Jun 21, 2022
—
Nha Truong
Keith Alexander Short
Warranty Deed
—
May 28, 2019
—
Keith A Short
—
Deed
related
$325,500 · Loandepot.com LLC
Apr 26, 2019
—
Keith A Short
Short Smith LLC
Quit Claim Deed
—
Feb 15, 2017
—
Short Smith LLC
Clear Vision Homes LLC
Warranty Deed
—
Feb 1, 2017
—
Clear Vision Homes LLC
Neal,tyler
Warranty Deed
—
Oct 11, 2011
—
Tyler Neal
Dennis R Siebenhaar
Warranty Deed
—
Sep 8, 2005
—
Hall Nelson W Trust
Hall,nelson W & Wanda M
Quit Claim Deed
related
—
—
—
Keith A Short
—
Deed Of Trust
related
$325,500 · Loandepot.com LLC
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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